Bullhead City Planning & Zoning Meeting Summary

The Bullhead City Planning and Zoning Commission met on January 4, 2024, at approximately 12:30 PM. All commissioners were present except Commissioner Sabrowski. The meeting covered a general plan amendment, two zoning map changes, and associated site plans for development projects on Silver Creek Road and Highway 95. Public comments were heard on each item, and key decisions were made regarding housing, storage, and commercial development.

Consent Calendar

• Approval of December 7, 2023 Meeting Minutes: The commission unanimously approved the minutes from the December 7, 2023 regular meeting. (Motion carried with 6 votes in favor, none opposed.)

Public Comments & Testimony

• Item 2 (General Plan Amendment for 2350 Silver Creek Road):
  • Larry (speaker, adjacent resident): Opposed the amendment, stating that changing from residential to apartments is "going backwards" and that the area already has housing planned. He also cited traffic concerns on Silver Creek Road.
• Item 3 (Zoning Map Change for 2350 Silver Creek Road):
  • Steve D. (speaking as himself, not the council): Expressed strong support for the project, emphasizing that the city is in dire need of housing and has already lost high-paying jobs due to lack of housing. He noted rent prices have risen from $850 to $1,850 per month.
  • Susan Norris (resident of Calle de Mercado): Opposed the project, citing high-speed traffic on Silver Creek (60 mph) and safety concerns for children. She asked to move the development elsewhere.
  • Larry Enforce (Bullhead City resident): Did not oppose the project itself but objected to the location, arguing the area is already zoned for residential and that converting it to apartments is inappropriate.
• Item 4 (Zoning Map for 1600 Highway 95 - Anthem Travel Center):
  • Tanya Lane (owner/board member, Edgewater Condominiums): Raised several concerns including water drainage issues, loss of views due to five-story buildings, a fueling station (or dock location), traffic safety, and an easement for emergency vehicles. She noted that her association previously leased part of the state-owned land.
  • John Shantz (Edgewater condo owner): Opposed the project, arguing that the Bureau of Land Management (BLM) intended the site for public use and that private development would not benefit citizens financially. (The city clarified the land was not BLM but state land, and that zoning change from public lands to mixed use is required after sale to try private ownership.)
  • Ted Martin (1611 Highway 95): Expressed concerns about density (three five-story buildings) leading to two dual left-turn lanes, drainage issues on Merrill Avenue, and lack of buffering for existing condos. Questioned why the project adds a turn lane intersection "horrific" if Merrill is being closed.
  • Dan Ayler (representing property owners upstream): Did not oppose the project but requested a continuance to allow more time for consultation with property owners and officials about circulation impacts. He noted Rio Rancho Boulevard had been previously planned, and that the office had not been contacted about the development.

Discussion Items

Item 2: Minor General Plan Amendment

• Staff (Johnny) presented the request to change the land use designation from medium density residential (up to 6 units/acre) to high density residential (up to 20 units/acre). The 9.8-acre parcel located at 2350 Silver Creek Road is part of a two-part request.
• Commissioner questions focused on visibility and traffic. The interim engineer noted that walls or obstructions near driveways should not block traffic views.
• Applicant (Elio Khalif) described the project as a dual use: storage units (auto boxes) ‎on the front half and 112 apartments on the back half. He relocated the concept of luxury auto storage (man caves) and apartments to meet housing needs.
• The Commission discussed that the storage units would be on Silver Creek (as commercial use) and the apartments would be behind them, which some members found acceptable given the surrounding land uses (office, mortuary, United Rentals).
• A traffic study will be required. The plan shows a gate for emergency access only on Calle de Mercado (south end).
• The applicant noted that if approved, storage units would be masonry, not metal, and that HOAs would maintain the private roads.
• Motion to approve the amendment carried (6-0).

Item 3: Zoning Map Change Z23-011 for 2350 Silver Creek

• This is the second part of the same request: a change from RNA-A to PAD (Planned Area Development) with underlying R1 and R2-MF zoning, consisting of 75 storage units and 112 apartment units.
• The architect (Rob Sampson) presented slides showing concept images for the storage facility ("auto boxes") and the apartment buildings with a pool in the center.
• Commissioners raised concerns about the design and utility of the storage units on Silver Creek Road. Commissioner X called them "utilitarian, almost penal looking" and preferred them at the rear.
• The commission added conditions: a block wall along the southern boundary (with emergency access only if fire department requires) and no ingress/egress from Calle de Mercado.
• Staff noted that the ordinance already includes a screen wall (6-foot), but the commission specified a block wall.
• Motion to approve with conditions carried 4-2 (Commissioner X voted against, two others opposed).

Item 4: Zoning Map Change Z23-012 for 1600 Highway 95

• This project, the Anthem Travel Center, is an 18-acre site formerly owned by the state, now in private ownership. The mixed-use proposal includes:
  • On the west side of Highway 95: two hotels (119 rooms each), one condominium tower (60 units), restaurants, and boat dock fueling station.
  • On the east side: a convenience store with 16 gas pumps, 6 future hydrogen stations, additional casual dining fast food pads, retail, and a storage facility.
• City Public Works Director Angie Johnson presented the traffic improvements: closure of Merrill Avenue intersection, a new signalized intersection at Anthem Drive with dual left turns, right-turn lanes on Highway 95, and a low-water crossing for the wash.
• The architect (Greg Simonoff) presented slides showing resort-style design with river views, a pedestrian boardwalk dock, and water taxi access.
• Commissioner questions touched on drainage issues (hydraulic study required), buffering for Edgewater Condos, and addressing concerns about the proposed right-in/right-out on Highway 95.
• Staff clarified that drainage will be managed with on-site retention and that conditions cannot be worsened downstream.
• A motion approved zone change to MU Mixed Use, carrying 6-0.

Item 5: (pulled from the agenda)

• No action was taken.

Key Outcomes

• General Plan Amendment (P23-003) for 2350 Silver Creek Road: Approved (6-0). Changes land use from medium-density residential to high-density residential to allow up to 20 units per acre.
• Zoning Map Change (Z23-011) for 2350 Silver Creek Road: Approved (4-2). Rezoned to PAD with conditions: block wall along southern boundary and no ingress/egress from Calle de Mercado except emergency fire access.
• Zoning Map Change (Z23-012) for 1600 Highway 95: Approved (6-0). Changed from Public Lands to Mixed Use, allowing commercial and residential development.
• The commission directed that all items will be forwarded to the City Council for final action on January 16, 2024.